Issue with cooking smells

planes

We have a tenant whose cooking smells are causing concern - It is a flat in a blovk with a purely internal kitchen - good ventilation fan less than 18 months and filter on cooker hood.

However, cooking smells are strong and very evident and we are concerned how to address these at the end of the tenancy - Will it get into soft furnishings / units - Can we make a claim if professional cleaning does not remove smell??? How do you determine what is reasonable in this situation as we are worried about how this will end up.

Advice and guidance appreciated

New to this so please be gentle!

G_M

Very strong smells, eg powerful spices like curries, can certainly get into furnishings/curtains etc and linger long after the tenant has left.

However I don't see how you can blame the tenant for their choice of food. If you suspect, and can later prove, that the tenant is not using the ventilation provided, then that would be different - but a tricky one to prove!

Same with cooker hood. Many people don't use them.

Does the fan come on automatically (eg when the kitchen light goes on)? If not, consider getting an electrician in to alter the wiring.

The fan may be new - but is it powerful? Can you replace it with a higher-powered one?

Fire_Fox

Are the fan and cooker hood vented outside or into the ceiling void/ just recycling air back into the room? Is the tenant using the fan and hood, do they have access to replacement filters (you might provide these)?

planes

Thanks for the replies -Yes it is internal venting (There are no windows) - assume it does find its way out of the block somewhere.

I can't see a way to prove that they T/T's are not using the fan/vent as they are supposed to -But due to the level of redual smell we are assuming not -They are saying the equipment isnt functioning or up to the job yet we have had it tested -It works?

Just remains a concern that at the end of the tenancy we cannot get rid of the smells and will have to replace an awful lot or at least spend a lot extra on cleaning - Hence the question any experience out there of claiming back against the T/T in such circumstances?

Any help advice welcomed

Planes

Annisele

planes wrote: »

Yes it is internal venting (There are no windows) - assume it does find its way out of the block somewhere.

You might want to check that assumption. Sometimes if it isn't obvious where vents go, that's because they don't go anywhere. You could have a perfectly functioning super-powerful fan, but if the vent just goes into the ceiling and then back into the room it won't help you.

In principle you might be able to claim off your tenant later - but I think you'd have to show that they'd behaved in an untenantlike manner and actually caused damage. From what you've said, I think that would be *very* difficult.

Have you had previous Ts in the flat / have you lived in it yourself? If so, have you had problems before?

tbs624

As Annisele say, you need to check out the venting system.

When was this property built? Have there been any alteration building works on the kitchen since it was built? Check out the Building Regs Part F on ventilation - note that in the absence of new work the BR document that was in force at the time the property was built will be the one that applies.

My understanding was that internal bathrooms and kitchens needed to have a fan with a set run-on timer.

What is ventilation like in the rest of the property? Does the T open windows on a regular basis - do you maintain them in an openable state?

planes

Again thanks for replies

Property was built in 2004 - I will try and double check venting systems - not sure how easy it is to do but will give it a go.

Never having lived in it (Bought it about 18 months ago), dont know if any cooking smells should be an issue -This is our second tenant and the first was fine no similar issues.

Tenant has been making a number of trivial complaints - all rectified quickly, but a pattern is emerging which makes me worried they will contest everything at the end.

I am therefore expecting them to refuse to pay for additional cleaning to remove these lingering smells at end of their tenancy . Now even considering an early release as the issue may only become more problematical as time goes on.

Hence my appeal for advice and if anyone has had a similar experience and secured money from a non co-operative tenant.

Planes

G_M

G_M wrote: »

Does the fan come on automatically (eg when the kitchen light goes on)? If not, consider getting an electrician in to alter the wiring.

The fan may be new - but is it powerful? Can you replace it with a higher-powered one?

do they have access to replacement filters (you might provide these)?

Unanswered questions above.

Yes it is internal venting (There are no windows) - assume it does find its way
out of the block somewhere.

As Annisele says, this is pointless. Just re-circulating the air and smells! It will only help if there is external venting!

internal bathrooms and kitchens needed to have a fan with a set run-on
timer.

if it was built in 2004 this is true. Does the fan run on after the light is switched off?

propertyman

You can test the vents as totally enclosed kitchen should be running every time you turn on the lights and run on.

A tissue over the extract will tell you if it is extracting, if it sucks it tight against the grille. if it wafts around a bit, chances are it needs a good clean or service- it is 8 years old now.

You could fit a self closer to the door or brush or strips to keep the odours in the kitchen.

The deciding factor is what is called the Law of Waste.

Ordinary cooking will cause issues however if they fail to close the door or use an independent over the hob extract which would minimise the effect, then as a matter of fact and degree the change was avoidable through normal behaviour.

As water will condense on walls over time it is made worse with foods which are heavily spiced and in particular spices that discolour.

But again it very much depends on viewing whether what they have done is out of the ordinary gratuitous or negligent. its possible to win, yes but its based on the particular circumstances. Nice white walls will after time time have surface dirt. If they were washed prior to occupation and now you can leave a hand print or a wet tissue comes away yellow brown, there is case in your favour in a lounge or hallway but less so in the kitchen.

I would not hesitate in explaining to the residents that you will be looking to them for the costs of cleaning etc if they do not ensure the door is closed extracts are working etc, and hope that reason prevails.

Where odours, but not dirt, are concerned then prochem do an odour neutraliser which can be sprayed - "febreeze" but catering size or in you hire a fogger and leave it on and the smells go away. It's quicker and easier than cleaning and dry cleaning.

On balance spend extra £x on a bigger faster extract fan

Fire_Fox

Sugar soap gets rid of more from paintwork than many other cleaning products - even nicotine. If your paintwork is 'washable' it is less likely to get permanently stained or scented by spices than regular emulsion. Might be worth buying your tenant some sugar soap given it is inexpensive?

tbs624

planes wrote: »

Never having lived in it (Bought it about 18 months ago), dont know if any cooking smells should be an issue -This is our second tenant and the first was fine no similar issues.

Could be that first tenants lived off pot noodles and takeaways ........?

planes wrote: »

Tenant has been making a number of trivial complaints - all rectified quickly, but a pattern is emerging which makes me worried they will contest everything at the end.

What sort of "trivial complaints" ?